New home construction costs vary greatly depending on the size, design and scope of the build, and just as much on the block itself.

As a general guide, a custom family home built to our current inclusions typically starts around $1.3 million*, and larger or more bespoke homes on more demanding sites extend well beyond that. Where your project sits depends on the size and layout of the home, the finishes you choose, and just as importantly the block itself, its slope, whether there is rock to excavate, its aspect, and whether it carries flood or flame zone requirements.

Because so much of what we build is a knockdown rebuild, it’s also worth remembering that most of our clients already own, or are purchasing, a valuable property, so the total project figure is a separate conversation to the build cost.

The most reliable way to understand how far your budget will go is to speak to our team about what you want to build and where, followed by a proper site assessment. We only build to a fixed price contract, which we create for you once we understand all these factors.

All of our designs and inclusions can be customised or upgraded to best suit your family, lifestyle and preferences, and the price will vary depending on your choices.

*As of September 2026. Indicative pricing only. Trade and material costs are constantly changing, so speak to our team for an accurate quote.

Yes. Once we understand a few basic factors about your home, we can give you an early indication of where your project sits so you can refine the scope with us to roughly match your budget.

From there, to prepare an accurate, fixed price quote, we require a design deposit. This covers a comprehensive assessment of your block, including a soil test and contour survey, and lets us draft concept drawings and a quotation to suit your budget, lifestyle and land. Your consultant will be in touch with an accurate and complete quote once that work is done.

Understanding what is included in your quoted price is fundamental. We strive for transparency, but some aspects of the build can’t be priced accurately until we’ve conducted site tests and received professional reports and designs, which is exactly why we do that work upfront.

Once it’s complete, we give you a fixed price quote with a detailed, itemised list of inclusions so you understand precisely what you are paying for and can make informed comparisons.

This matters more than most people realise. Prices quoted without proper site investigation often leave out items that are not optional in a real home, or fail to account for what’s actually in the ground. Compare our itemised quote against anyone else’s and you will see exactly where the difference sits.

Our fixed price contracts are locked and do not change once you sign a contract with us*.

If you request a change to an inclusion or non-structural feature after signing, we handle it separately as a variation. This is the reason we do the detailed work upfront, it protects both you and us. Too many builders give out quotes that are not fully informed, and it either blows out later, or puts the builder’s solvency on the line, which puts the completion of your home at risk.

*In rare cases some sites reveal rock, unexpected fill or ground conditions that can’t be discovered until earthworks commence, which is more common on the sloping, sandstone blocks this region is known for. We include provisional sums for these in our contracts, and if the required work exceeds them, the difference is charged as an extra cost. We are always upfront about this before you commit.

Before we can prepare a fixed price quote, we charge a design deposit, and it is deducted from your contract price, so if you build with us it is not an additional expense.

The design deposit is $5,500 for a standard design and $6,500 for a custom design. It provides a comprehensive assessment of your block, including a soil test and contour survey. With those results we draft concept drawings and a quotation to suit your budget, lifestyle and land, along with one redraft of the plans.

Once you’ve accepted the quotation and concept, a 5% deposit on the contract price is payable. At this stage we prepare your final plans, BASIX report and stormwater engineering, and lodge your building application as a Complying Development Certificate or a Development Application.

If another builder has given you a quote but hasn’t done this groundwork, they won’t truly know what’s in the ground or what affects the cost. That form of pricing puts you at risk, because if a builder underquotes and runs into trouble, it’s your build on the line.

Our inclusions are hand selected to give you real lifestyle value rather than a long list that looks good on paper. Considered cabinetry, quality tapware, efficient glazing and the kinds of finishes that suit a coastal home belong in a family home in this region, not buried in an upgrade column.

We select from quality suppliers with household names, and all our pricing is based on our standard inclusions. Reach out to us if you would like a copy of our inclusions brochure.

Absolutely. We believe building your home should be an interactive and personal experience. Our Finishes Manager involves you in every step, from selecting appliances and fixtures to choosing floor coverings and more, so your new home truly reflects your style.

There are a couple of things to know. Our quoted prices are based on our standard inclusions, which we’ve hand-selected for quality and value. You have the flexibility to select items outside that range, but it will typically come as an extra cost, and we simply swap the standard item’s cost for your chosen one.

We also typically deal with products that are within reason and readily available. Items that need to be imported or specially sourced can cause severe delays and cost blowouts, and may not meet Australian warranty standards, so there is real risk involved. Let us know upfront if you have specific items in mind and we can tell you what’s realistically achievable.

Build time varies depending on many factors. Some clients need more time in the early stages to settle on a design and consider their personalisations. Others already have a clear vision and move through those stages quickly.

It’s also worth knowing that pre-construction takes longer than a lot of people expect, particularly on the complex sites this region is known for. Before we can start, we coordinate surveyors, stormwater and geotechnical engineers, energy assessors, certifiers and sometimes bushfire, flood or town planning consultants, and then wait on an assessment. That work is what gives you a properly resolved, compliant home and a price you can rely on, but it does mean the front end of a build is not quick.

Once we get closer to construction and have a clearer idea of your final selections and site conditions, we can give you an estimated build time. Your consultant is the best person to talk to about your specific project.

*Indicative timeframe only, not guaranteed, and subject to change. Weather, trade and supplier delays can all affect a build, and we do our best to work around them.

Yes, at certain points. Heat, wet weather and strong coastal wind can all affect concrete pours, bricklaying, rendering and painting, which need the right conditions to cure and set properly. Wet weather affects the early stages too, particularly siteworks.

We plan around it rather than being caught out by it. We sequence weather-sensitive work into the right conditions where we can, and keep you informed if the weather causes a delay. It’s out of our control, so the key for us is honest communication when it happens.

So much of the cost is in the block itself, not just the home.

Two identical designs can price very differently once you account for slope, rock, aspect, and any flood or bushfire requirements, as well as access for trades and services. A level, straightforward block is a very different starting point to a steep sandstone site with rock to excavate, or a block that backs onto bushland with a high bushfire rating. This is why we test the site before pricing, so your quote reflects your block rather than misleading you with assumptions.

No, we back ourselves purely on delivering the highest quality homes at a fixed price that is great value. We don’t discount our homes with the kinds of giveaways other builders use which can often be misleading and hide costs elsewhere.

Our ideal client is someone who simply wants peace of mind knowing that their home will be built to the level of quality that they’ve paid for. Someone who wants a builder that takes care of their investment, not simply sells them on a gimmick and then delivers a home over budget, over schedule, or with defects.

No. For renos and extensions on an existing structure, no we’re not the right builder for this.

Yes, above a certain size. Secondary dwellings are increasingly popular here, whether for family, guests or rental income. Whether your block supports one comes down to its size and the controls that apply, and where the block and design comply, it can often go through as Complying Development. We check the current rules for your specific block and design a secondary dwelling that fits within them.

Yes, and it is one of the more common conversations we have in this region, particularly since the recent planning reforms opened dual occupancy across the Northern Beaches. That covers attached duplexes, detached dual occupancy where two separate homes sit on the one block, and secondary dwellings above a certain size. Whether your block supports it comes down to its zone, minimum lot size, frontage, site cover and the controls your council applies. We check all of that during your site assessment and tell you honestly what your land will allow. You can read more on our dual occupancy and duplex page.

Yes. We have a design studio at our Brookvale premises where we sit down with you to work through designs, inclusions, colours and selections. Where it helps to see and touch a product in person, we arrange visits to our suppliers’ showrooms with you.

You bet. Wattle Court Sydney North operates as AMDE Constructions Pty Ltd, and holds NSW builders licence number 224579C.

Not only is our builder licensed, but we ensure all tradespeople and suppliers involved are fully licensed and insured, as we are committed to approved materials and workmanship.

Yes, and it makes a big difference. Our tradespeople and suppliers are locals to the Northern Beaches, many of them relationships we’ve held for decades. Working regularly with the same trusted trades helps with scheduling and quality, because they understand the local conditions and Australian standards, and they take pride in the finish of their work.

We have a 13 week maintenance period after handover, and a 6 year structural warranty.

Your build is also covered by Home Building Compensation insurance, which we take out on your behalf before your deposit is invoiced.

These are the two planning pathways in New South Wales, and which one applies to you makes a real difference to your timeframe.

A Complying Development Certificate, or CDC, is the fast-track pathway. If your home meets every one of the pre-set standards in the state planning codes, a council or a registered private certifier can approve it without a full council assessment. It’s quicker and more predictable, and it rolls the planning and construction approval into one.

A Development Application, or DA, is the council assessment pathway. It looks at how your home sits on the land in relation to zoning, setbacks, site cover, height and any hazards affecting the block. You need a DA whenever your block or your design steps outside what the codes allow. Once a DA is approved, you also need a Construction Certificate before any work starts.

A fair amount of what we build steps outside the fast-track, because blocks that are flood affected, heritage listed, high on the bushfire scale or subject to certain overlays are usually excluded, and dual occupancy and anything unusual on the block generally heads to a DA too. As part of our early site assessment, we tell you which pathway your block falls into before you’re committed to anything, so there are no surprises later.

It depends on the pathway. A Complying Development Certificate can be issued by either the council or a registered private certifier. A Development Application is assessed by the council, and then your Construction Certificate can be issued by the council or a private certifier. Whichever way it goes, a certifier is appointed as your Principal Certifier and carries out the mandatory inspections through the build. We coordinate all of that for you, so you’re not left chasing paperwork.

Yes, and it’s mostly about doing the groundwork properly at the front end. Where your block and design qualify for Complying Development, that’s by far the fastest route, and we’ll always check for it first. Where a DA is required, the best thing we can do is lodge a complete, well-resolved application with all the supporting reports attached, because incomplete applications are the single biggest cause of delay. That means having your survey, engineering, BASIX, stormwater and any bushfire or flood documentation sorted before lodgement, not after a request for information.

It depends highly on your block and which pathway applies. A home that qualifies for a Complying Development Certificate can move quite quickly once the documentation is complete. A build that requires a Development Application takes longer, as the council assessment adds time on top, and blocks with flood, bushfire, heritage or environmental considerations, or applications that attract a request for information, add more again.

We’ll be straight with you about this. Treat any timeframe as a guide only and not a guarantee, as every block, design and council queue is different. The best way we address it is through clear communication, keeping you in the loop so you’re not left wondering when things change.

Every block in New South Wales sits under a Local Environmental Plan and a Development Control Plan, which together set the rules for zoning, minimum lot size, height, setbacks, site cover and hazard controls. Because these rules change, we always check your block against the current controls at the time of your build rather than relying on older assumptions. If you have questions about a specific block, we can look into exactly how the current rules apply to it.

The building side is consistent across New South Wales, as every new home must meet the National Construction Code and the state planning legislation. But the councils are different, with their own local plans, controls, hazard mapping and charges. We build across Northern Beaches Council, North Sydney, Mosman, Lane Cove, Willoughby, Ku-ring-gai and Hornsby, so we work with whichever council applies to your block and tailor the process accordingly. Knowing how each one operates, and having built with them for decades, is one of the practical advantages of a genuinely local builder.

We can check your block against council mapping quickly, including setbacks, easements and hazard layers, using online tools we can walk through with you in person. It means we can see early whether your site is affected, and factor that into the design and pricing from the start rather than discovering it late. It’s one of the first things we look at when you bring us a block. We also use the NSW Planning Portal spatial viewer, the official source for zoning, bushfire prone land, heritage listings and flood mapping on any lot in the state.

It matters, and it’s exactly the kind of block we’re known for.

Much of the Northern Beaches and North Shore sits on Hawkesbury sandstone, with elevated plateaus and steep falls common. Sandstone gives excellent bearing and often allows excavation without blasting, but a sloping, rocky site needs careful geotechnical assessment, considered retaining and a foundation design suited to the ground. Handled well, slope is an asset. It’s what gives you the outlook, the light, and often the most interesting home on the street.

We assess all of this early so it’s built into the design and the price, and so there are no surprises once earthworks begin. This is the work Horst and Marc have built their reputation on, taking the blocks other builders would rather avoid and turning them into standout homes.

It means we design and detail for a coastal environment from the start. Salt-laden air is hard on materials over time, so we select fixtures, fittings, cladding, fasteners and finishes that stand up to it, and detail the building so it sheds moisture and salt rather than trapping it. It costs a little more than building as though the coast isn’t there, and it saves a great deal in maintenance and longevity. A home built properly for the coast simply lasts longer and looks better for longer.

If your land is mapped as bushfire prone, then yes. That applies to a good deal of the region, particularly the suburbs bordering the national parks such as Belrose, Davidson, Allambie Heights and Terrey Hills on the Northern Beaches, and across much of the upper North Shore around Ku-ring-gai and Hornsby.

An accredited consultant assesses your site against the surrounding vegetation, the slope beneath it and the modelled fire behaviour, and assigns a Bushfire Attack Level, or BAL, under the Australian Standard and Planning for Bush Fire Protection. That rating drives your construction requirements. A lower rating might mean modest changes, while a higher rating can call for non-combustible materials, ember screens, specific window and door specifications, upgraded decking and a managed Asset Protection Zone around the home. It also brings requirements around water supply and access.

A higher BAL rating adds cost, because the materials and construction methods are more demanding. We factor your BAL requirements into the design and the quote so the figure you see reflects your actual block. Compliance with flood and flame zone regulations is one of the areas we specialise in.

Some are. There is flood mapping around the coastal lagoons and creek lines, particularly near Narrabeen, Dee Why and Warriewood, and in a number of low-lying pockets. The majority of the region is unaffected.

Where a block is flood affected, council sets a minimum floor level and may apply requirements around materials, structural design and site drainage. It shapes the design and usually means a Development Application rather than the fast-track pathway, which is worth knowing up front. It’s one of the first layers we check on any block, and it takes us only a few minutes to answer for you.

Often, yes, though the pathway changes. Heritage items and conservation areas are common across the North Shore and in parts of Manly, Mosman and the older coastal suburbs. They add design controls around form, materials, height and trees, and they usually mean a Development Application rather than Complying Development.

None of that rules out a new home. It means the design has to respond sensitively to the streetscape, which is something we’re well practised at. We check whether your block is affected early and build the requirements into the design from the start.

There can be. A small number of the region’s beaches are mapped as coastal erosion hotspots, and properties near them may sit under coastal management controls and require additional assessment. If your block is affected, we identify it early and factor the requirements into the design and the approval pathway.

The Northern Beaches and North Shore enjoy a temperate coastal climate, but a good home is still designed for the conditions rather than in spite of them. The coastal sun is strong, so glazing is chosen for the aspect and shaded where it needs to be, keeping the western afternoon off your living areas while still letting light in. Sea breezes are a genuine asset, and cross ventilation lets the home catch them and flush out summer heat. Privacy and outlook shape where the windows and living areas go, and salt air shapes the materials.

Get it right and you have a home that stays comfortable year round, costs less to run, and holds up against the coastal conditions for decades. It’s one of the most rewarding parts of designing a home properly, and it costs very little to get right when it’s considered from the first sketch.

Talk to us first. While only you know which location and community is right for you, there may be things about the slope, the rock, the aspect, setbacks, flood, bushfire or heritage that you’re not aware of.

A block or older home that looks like good value may have hidden costs or limitations. On the other hand, a site that looks tricky can be excellent with the right design, and that’s genuinely where we do our best work. Understanding the specific conditions of the land greatly influences the design of your future home, improving both function and outlook.

Speaking with us early means we can look at a block with you before you commit and help you weigh it up. But if you’ve already bought, we work to create the best outcome with what you have.

Yes. Narrow frontages, battleaxe blocks and steep sites are common across the region, and they can make excellent homes with the right design. The trade-off is that the layout has to work harder to deliver light, privacy and indoor to outdoor flow.

Two things decide whether a difficult block feels generous or cramped. The first is orientation, because you often only get one or two good aspects and they need to go to the rooms you actually live in. The second is how the home steps down or across the site, since on a sloping block the levels are what unlock the outlook and the usable outdoor space. Our approach suits these blocks well, because we tailor the design to get the most out of the site rather than forcing a plan that doesn’t fit.

The first step is a conversation and a look at your site. Alongside our builder, we assess everything that affects your options and your budget, such as slope, rock, aspect and orientation, along with any flood, bushfire, heritage or coastal requirements, services and easements. From there we can talk through design options that suit your needs. Because we complete proper site tests before setting a fixed price, you get a home designed for your actual block and a price that reflects real conditions, not a guess.

Yes, and it’s one of the most common briefs we work on. In practice it usually means a ground floor bedroom with its own bathroom, a second living area that can be closed off, a kitchen scaled for the way your family really cooks, often with a butler’s pantry behind it, and enough separation that everyone keeps some privacy.

Where the block allows, a self-contained secondary dwelling or a detached dual occupancy goes further, giving parents or adult children their own front door while staying on the same property. We’ll talk through which approach suits your land and your family, because the right answer is different for everyone.

Orientation matters more here than most people realise, because you’re designing for sun, privacy and outlook all at once.

The aim is to bring good light into your living areas while keeping the harsh western afternoon off them, capture the sea breeze, and place the windows and outdoor living to make the most of your outlook without giving up privacy. On a tighter coastal block with neighbours close on both sides, you only get a couple of good aspects to work with, which is exactly why we settle this early. Position the home well and it stays comfortable year round and makes the most of everything the site has to offer.

Every new home in New South Wales needs a BASIX certificate before it can be approved. BASIX sets targets for thermal comfort, energy use and water use, and it’s assessed on your specific home, on your specific block, with your specific orientation, glazing, insulation and shading. Where required we also complete a NatHERS assessment, which gives your home a star rating out of ten.

In practice, it means your home is assessed for how well it holds a comfortable temperature, and the result is a home that stays comfortable with less reliance on heating and cooling, and less cost to run. We design to meet the standard as a routine part of the process, and in this climate we see it as a floor to build above rather than a box to tick.

Alongside BASIX, the National Construction Code includes Livable Housing requirements aimed at making homes easier to live in over a lifetime. In practice this can mean a step-free entry, wider doorways and hallways, a ground-level toilet that’s easy to access, and bathroom walls prepared so grab rails can be added later if they’re ever needed. These are sensible, subtle inclusions that make a home work for people of all ages and stages, and they happen to suit multi-generational and downsizer households particularly well. We incorporate them as part of meeting the current standard.

Anywhere across the Northern Beaches and North Shore is a wonderful place to live, but each pocket has its own lifestyle and appeal.

If you want to be right on the coast with the beach as your backyard, the peninsula suburbs from Manly up through Freshwater, Dee Why, Collaroy, Mona Vale and Avalon are hard to beat. If you’d prefer leafy, established streets with generous blocks and excellent schools, the North Shore suburbs of Mosman, Lindfield, Killara, Turramurra and Wahroonga give you that. And the inland Northern Beaches suburbs around Frenchs Forest, Belrose and Allambie Heights offer more space and value while staying close to everything, with the hospital, the national parks and new schools nearby.

Whichever way you lean, the constant is that new land almost never comes up here, so the most reliable path to a brand new home in the suburb you want is usually a knockdown rebuild. We can help you weigh up the areas and find the right site.

Yes. We not only allow but encourage you to visit your site during construction. In fact you’re invited to inspect the site with us at each major stage. Let us know when you’d like to visit outside of those, so one of our team can meet you on site for safety reasons.

We value your input and provide regular opportunities to inspect the progress and discuss any elements of the build, ensuring your complete satisfaction.

Before handover we arrange a walkthrough, where you meet your Construction Supervisor on site to walk through the almost-finished home and flag anything you feel needs attention, so it can be rectified before you get the keys.

Once the finishing touches are complete and the final payment is cleared, we book a day with you to hand over the keys, so you can move into your new home and start enjoying it. We take you through any product warranties, walk you through the home, and celebrate the moment with you. We’re as excited as you are to get to this point.

Yes. We work with buyers relocating from across Sydney and interstate, and we can run the design and contract process remotely through calls, video and shared documents. We’ll walk you through designs, selections and paperwork online, and keep you across the build with regular updates and photos so you feel connected even from a distance. Plenty of people build here before they make the move, and we make that as straightforward as we can.

If you’re considering a site from out of the area, we can assess it against slope, rock, flood and bushfire mapping, heritage and coastal controls, aspect, services and site costs, and give you an honest picture of what it means to build there. We can talk you through the suburb, the lifestyle and how a home would suit the site, drawing on decades of understanding of the region. The aim is that you can make a confident decision without needing to be standing on the block yourself, though you’re always welcome to visit.